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11 Bushell Way, Arborfield, Reading, RG2 9FQ

Estimated value

£459,000

  • Since the 2022 sale (£440,000)+4%
  • Against RG2 9FQ's recent median (£575,000)-20%

Newest record on this page: June 2026. Land Registry and EPC registers update monthly, so this page can trail them by 2–3 months.

Learn about this valuation
Property type
Semi-detached
Bedrooms
3
Floor area
72 m²
775 sq ft
Energy rating
C
Score 71
Council tax
Band D
Tenure
Owner Occupied
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Valuation

About this valuation

How the figure is worked out and what it's based on. If you know this home, you can tell other visitors what you think it's worth.

Our estimate

£459,000

  • Against its 2022 sale (£440,000)+4%
  • Against RG2 9FQ's recent median (£575,000)-20%

Your note and figure are shown publicly on this page.

How the estimate is made

The estimate for 11 Bushell Way is modelled from its 72 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG2 9FQ. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.

What it's based on

  • Floor area

    72 m² from the EPC lodged in September 2021

  • Sales of this home

    2 sales recorded, the latest in 2022

  • Recent sales in RG2 9FQ

    5 sales, median £575,000 (2026–2018)

This page or the full report?

DataThis pageFull report
SalesLatest sale shown: June 2026Latest available records, read when you order
ValuationEstimate from the last refreshAnalysed against comparable sales
PlanningNone on this homeFull history, plus nearby schemes
Flood riskNot shownIncluded
Price

Sales history & valuation

Every recorded sale of this home, how its price has moved, and what neighbouring properties have sold for.

Sale price has at least doubled since 2003.

Sales timeline

  1. 21 November 2022Most recent

    £440,000

    +102.8%over 18 years

  2. 19 December 2003

    £217,000

Median price across the last 5 sales in RG2 9FQ: £575,000 (2026–2018).

Risks

What this page doesn't show

2 potential issues have already been flagged for 11 Bushell Way, Arborfield, Reading, RG2 9FQ. The detail, evidence and what to ask about it are in the Risks Report.
  • Signs of HMO activity in the areaIn report
  • Larger development activity nearbyIn report
  • Flood risk from rivers, sea and surface waterIn report
  • Subsidence and ground-stability signalsIn report
  • Refusals, enforcement and big schemes nearbyIn report

One time fee only - money back guarantee

Overview

About 11 Bushell Way

A plain-English summary derived from public records, EPC certificates, sold prices and local data.

11 Bushell Way is a three-bedroom semi-detached house in Arborfield, Reading, Reading (RG2 9FQ). It has a recorded floor area of 72 m² (around 775 sq ft), construction records dating it to 2003-2006 and council tax band D. The latest certificate (September 2021) shows a C (score 71). The rating has held steady at C across 2 certificates since June 2011. Between certificates, lighting dropped from Poor to Very Poor. The recommended improvements would push it to B (score 88).

At 72 m² it sits well below the postcode median (122 m² across 15 EPCs), making it one of the more compact homes locally. Across 2003–2022, sale prices on this property compounded at 3.8% per year. On a £-per-square-foot basis, the last sale (£568/sq ft) was about 122.1% above the typical sold price in the postcode. Sold November 2022 for £440,000. That sale was during the post-pandemic price surge, when transactions cleared materially above pre-2020 trend.

Specifications

What this property has

Pulled from EPC certificates, claim submissions and our property model. Empty categories are hidden — we only show what's known.

Inside

  • Bedrooms3
  • Dining roomYes
  • CloakroomYes
  • EnsuiteYes

Outside

  • Private gardenYes
Before you decide

Everything you need to know about 11 Bushell Way

The true value, the hidden risks and the full sale history, in one report.

Signs of HMO activity in the areaLarger development activity nearby

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Preview of the full property report

The data behind every report

  • HM Land Registry, source of sold price history
  • Department for Education, source of schools data
  • Police.uk, source of crime statistics
  • Department for Transport, source of stations and transport links
  • Environment Agency, source of flood risk data
  • Department for Environment, Food & Rural Affairs, source of road noise data
  • PlanIt, source of planning application records
Energy

Energy performance

Every EPC certificate filed against this property — current rating, recorded improvements, and where there's headroom to reach a higher band.
Current Certificate(1 of 2)
Sept 2021

EPC Rating

A
B
C
C71
D
E
F
G
Main Heating
Gas
Main Fuel
Gas
Hot Water
Good
Windows
Good
CO2 Emissions
2.4 t/year
Occupancy
Owner Occupied

Certificate validity

Valid until 2 September 2031

4 years remaining
Planning

Planning history

Applications and permits filed against 11 Bushell Way, Arborfield, Reading, RG2 9FQ, sourced from the PlanIt planning register.

11 Bushell Way has no planning applications on record.

9

But the area is active

9 notable applications nearby — larger schemes and conversions that could reshape the street. The report maps them all.

On the street

Versus other Bushell Way homes

Four headline reads against 15 similar houses on this street, drawn from the latest EPC and Land Registry data.

On price per m², 11 Bushell Way stands well clear of the street.

Price per m²

£6,111

Street avg £3,466

Strongly above

Floor Area

72 m²

Street avg 130 m²

Strongly below

Habitable Rooms

4 rooms

Street avg 7 rooms

Strongly below

CO₂ Emissions

2.4 t/year

Street avg 4.0 t/year

Strongly above
Area

The neighbourhood at a glance

A condensed read of the local area. Each tile links through to the full breakdown on the Reading district page.
Full Reading report

Crime

327/mo

Falling year-on-year across the wider district.

Nearest stop

0.3 km

Rickman Close — bus stop.

Closest school

1.0 km

Bohunt School Wokingham. 4 schools nearby.

Nearest schools

  • Bohunt School WokinghamSecondary958m
  • The Coombes Church of England Primary SchoolPrimary1.2km
  • Farley Hill Primary SchoolPrimary1.7km
  • Gorse Ride Junior SchoolPrimary3.0km

Nearest stops

  • Rickman CloseBus stop341m
  • Sheerlands RoadBus stop348m
  • Faraday CloseBus stop371m
  • Sheerlands RoadBus stop382m

Most reported crime locally

  • Violence & Sexual Offences1,694 reports37%
  • Shoplifting638 reports14%
  • Anti-social Behaviour466 reports10%
  • Other Theft373 reports8%

Go deeper on the local area

A Local Area report breaks down crime, transport links, schools and air quality in depth.

Noise

Road noise across the postcode

Modelled day and night-time noise levels around RG2 9FQ from Defra's strategic mapping. The pin marks this postcode's centroid.
Daytime road noise heatmap for RG2 9FQ

Daytime· 07:00 – 23:00

52.4dB

Low
Night-time road noise heatmap for RG2 9FQ

Night-time· 23:00 – 07:00

42.4dB

Low
55 dB
60 dB
65 dB
70 dB
75 dB
80 dB
Defra Road Noise Strategic Mapping, Round 4
SDL Surveying

Get a survey for this property

Level 2 HomeBuyer Report

21st centurySemi-Detached HouseEPC C

We've checked 10 risk factors against the available data for this property and believe a Level 2 HomeBuyer Report could be a suitable option for you.

From £695 · Includes VAT

Comparables

Similar properties nearby

A handful of close matches in the same postcode area, ranked by likeness on bedrooms, type and floor area.
£652k

1 Appleton Way, Shinfield

RG2 9RN

3 bed
£553k

1 Barker Close, Arborfield

RG2 9NQ

4 bed2 bath
£565k

1 Bentley Drive, Arborfield

RG2 9FH

4 bed2 bath
£703k

1 Austen Grove, Arborfield Green

RG2 9UP

4 bed2 bath
£756k

1 Bushell Way, Arborfield

RG2 9FQ

4 bed3 bath
£724k

1 Arbery Way, Arborfield

RG2 9FG

5 bed3 bath
£460k

1 Blackthorn, Shinfield

RG2 9GH

£449k

1 Bramshill Close, Arborfield

RG2 9PT

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Method

How to read this page

Where every figure above comes from, how current it is and what it can't tell you.
Valuation method in detail
How the estimate is made
The estimate for 11 Bushell Way is modelled from its 72 m² EPC floor area, its 2 recorded sales and recent sales of comparable homes in RG2 9FQ. It is an automated estimate, not a survey or mortgage valuation: condition, layout and improvements that aren't on record can move the real figure either way.
Where sold prices come from
Sold prices are HM Land Registry Price Paid Data, which covers residential sales in England and Wales since 1995. 2 sales are recorded for 11 Bushell Way. Sales normally appear two to three months after completion, so the most recent ones take time to show up anywhere.
Reading the EPC
Energy Performance Certificates rate homes from A (most efficient) to G and last 10 years. The latest one for 11 Bushell Way was lodged in September 2021 at band C and is valid until September 2031. 2 certificates are on record, which shows how the home has changed.
Planning records
Planning applications are collected from local authority registers through PlanIt. None is matched to 11 Bushell Way. Councils sometimes file applications under a different address format, and applications on neighbouring land aren't listed here; the report covers both.
Area figures
Crime is police-recorded street-level data over the last 14 months, which places each incident at an approximate point. The 4 schools and 30 stops listed are measured in a straight line from RG2 9FQ, not by walking route. Road noise is Defra's strategic noise modelling, averaged across the postcode.
Council tax band
11 Bushell Way is in council tax band D. Bands are set by the Valuation Office Agency from historic values (1 April 1991 in England, 1 April 2003 in Wales), not today's price; the amount you pay depends on the council's rate for the band.
FAQ

Common questions

The questions buyers, sellers and homeowners most often ask about 11 Bushell Way, Arborfield, Reading, RG2 9FQ. Each answer is also embedded as structured data for search engines.

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